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1025 N Tippecanoe #221
F Composite 33.66
Why this score? — see what drove the F grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

  • ARV discount +10.9/15.0
  • Cash flow +5.6/30.0
  • Rent growth +3.9/5.0
  • Condition / age +3.8/5.0
  • 1% rule +3.5/10.0
  • Schools +3.1/10.0
  • Livability +3.0/5.0
  • DSCR +0.0/10.0
  • Appreciation +0.0/10.0

$178,000

1025 N Tippecanoe #221 · San Bernardino, CA 92410
1 bd · 1.0 ba · 708 sqft · Condo · 23 Days on market
Built 1987 Good condition Garage $251/sqft · 8% below area Est $192k · 8% under $334/mo HOA · 22% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Nice 1 bedroom 1 bath with central air conditioning. Tenant occupied. Call for exciting details.

Key facts

  • $334 HOA
  • Garage
  • Community pool

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 1-bed/1.0-bath condo listed at $178k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-371 ($-4k/yr) — negative.
  • To cash-flow at today's rent, offer at most $124k (30.2% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $151k (15.2% below list).
  • Recommended offer: $124k (30.2% below list) — sets the bar for cash-flow.

Location & tenants

  • Location reads 59/100 on livability (#661 in CA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, housing A; Watch: employment D, crime F, cost of living F.
  • San Bernardino City Unified (urban): math 27% / reading 40% proficiency, ranked #959 of 1,400 in CA (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
  • Zoned schools: Bing Wong Elementary (625 students, 93% FRL); Curtis Middle (703 students, 95% FRL); Indian Springs High (1,901 students, 92% FRL).
  • Market conditions: Rents rising fast (+5.5%/yr); 109 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals lingering (median 67d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 79% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,458 units permitted in San Bernardino County in 2024 (1,500 in 5+ unit buildings).
  • This rent runs 33% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
  • San Bernardino County population projected at +15% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

  • It's been on market 23 days — a 2% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
  • 7 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

  • Watch-outs: HOA is 22% of rent.
  • Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Recommended offer $124,306 (30.2% below list)

Questions for the listing agent

  1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
  2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
  4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
  6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
  7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
  8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
  9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
  10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

1% rule
0.85% ✗
Cap rate
3.79%
Cash-on-cash
-8.93%
DSCR
0.60
GRM
9.8

CMA / ARV

ARV (median comp)
$192,498
List price
$178,000
Delta
-8.57%
Verdict
FAIR
Comps
20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
25160 Elmo 0.33mi 2/1.0 (+1) 730 (+3%) 3mo $410,000 $562 72
8035 Tippecanoe Ave 0.80mi 2/1.0 (+1) 728 (+3%) 3mo $390,000 $536 53
1395 Sepulveda Ave 1.35mi 2/1.0 (+1) 740 (+4%) 1mo $380,000 $514 52
868 E Rialto Ave 1.26mi 2/1.0 (+1) 676 (-4%) 4mo $385,000 $570 49
25562 Jane St 0.83mi 2/1.0 (+1) 740 (+4%) 4mo $410,000 $554 49
1188 E 2nd 1.12mi 2/1.0 (+1) 752 (+6%) 2mo $384,000 $511 48
7014 Conejo 0.51mi 2/2.0 (+1) 800 (+13%) 4mo $435,000 $544 42
7167 Osbun 0.72mi 2/1.0 (+1) 777 (+10%) 6mo $430,000 $553 41
187 E Temple 1.34mi 2/1.0 (+1) 864 (+22%) 1mo $380,000 $440 34
24549 Court 1.12mi 2/1.0 (+1) 618 (-13%) 6mo $185,000 $299 34
6864 Elmwood Rd 0.85mi 2/1.0 (+1) 856 (+21%) 1mo $285,000 $333 34
8044 Michael Dr 0.90mi 2/1.0 (+1) 837 (+18%) 4mo $385,000 $460 32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 5.5% rent growth · sell at horizon

5-year hold
IRR
-28.3%
Equity multiple
0.03×
Total profit
$-48,356
Equity at exit
$26,540
10-year hold
IRR
-17.6%
Equity multiple
-0.10×
Total profit
$-54,796
Equity at exit
$15,390

Cash invested: $49,840 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

Overall (STATE)
18 Strongly Tenant-Friendly
State California
18 Strongly Tenant-Friendly · D+13
County
— inherits STATE
City
— inherits STATE
AB1482 statewide rent cap (10% + CPI). Cities (SF/LA/Berkeley) layer stricter rules. Just-cause statewide.
Methodology + full state rankings →

ZIP-level market 92410

Home prices YoY
-9.7%
Rents YoY
5.5%
Active inventory
109
Price-to-rent
9.8×

Monthly cashflow live

Estimated rent
$1,510 high interval (Pro) →
Mortgage (P&I)
−$933
Tax est. 1.5%
−$222 /mo · $2,670/yr
Insurance
−$74
HOA
−$334
Vacancy / Maint / Mgmt
−$317
Net cashflow
$-371

Break-even live

Break-even rent $1,980
Max offer price $124,306
Occupancy floor —

Sensitivity live

Price -10% $-248 -5% $-310 +0% $-371 +5% $-433 +10% $-494
Rent -10% $-490 -5% $-431 +0% $-371 +5% $-311 +10% $-252
Rate -1.0pp $-281 -0.5pp $-326 base $-371 +0.5pp $-417 +1.0pp $-464

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

Down payment
$44,500
Closing costs
$5,340
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 28 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
1422 E 9th St San Bernardino, CA 2.0–3.0 1.0–2.0 873 $1,899 $2.17 2d 4 0.28mi
1410 Canyon Rd San Bernardino, CA 1.0 1.0 750 $1,250 $1.67 93d 1 0.61mi
1337 Valencia Ave Unit B San Bernardino, CA — 1.0 650 $1,400 $2.15 73d 1 0.76mi
8075 Sunnyside Ave San Bernardino, CA — 1.0 400 $1,300 $3.25 2d 1 0.84mi
474 E Wabash St San Bernardino, CA 1.0–2.0 1.0–2.0 722 $1,395 $1.93 9d 4 0.97mi
7239 Sterling Ave San Bernardino, CA 2.0 1.0 600 $1,750 $2.92 67d 1 0.99mi
1371 Parkside Dr San Bernardino, CA 1.0 1.0 544 $1,395 $2.56 7d 3 1.01mi
363 E Gilbert St Apt 413 San Bernardino, CA 1.0 1.0 480 $1,250 $2.60 52d 1 1.10mi
363 E Gilbert St Unit 213 San Bernardino, CA 1.0 1.0 480 $1,250 $2.60 71d 1 1.10mi
363 E Gilbert St Apt 408 San Bernardino, CA 1.0 1.0 520 $1,250 $2.40 36d 1 1.10mi
1775 E 20th St San Bernardino, CA 1.0 1.0 650 $1,595 $2.45 48d 1 1.21mi
2205 Lawrence Ave Unit 2207 San Bernardino, CA 1.0 1.0 578 $1,400 $2.42 10d 1 1.25mi
368 E 17th St Unit 7 San Bernardino, CA 1.0 1.0 550 $1,500 $2.73 93d 1 1.25mi
210 E Olive St San Bernardino, CA 1.0 1.0 700 $1,450 $2.07 52d 1 1.28mi
26030 E Baseline St San Bernardino, CA 1.0–2.0 1.0 788 $1,450 $1.84 93d 1 1.34mi
1447 Pumalo St E Unit 6 San Bernardino, CA 2.0 1.0 750 $1,600 $2.13 93d 1 1.35mi
273 18th St Unit 273 San Bernardino, CA 1.0 1.0 600 $1,500 $2.50 93d 1 1.42mi
187 E 15th St San Bernardino, CA 1.0 1.0 600 $1,295 $2.16 48d 1 1.43mi
2250 Valencia Ave Unit 677 San Bernardino, CA 1.0 1.0 500 $1,375 $2.75 93d 1 1.44mi
1283 N Sierra Way Unit 1283 San Bernardino, CA 1.0 1.0 571 $1,375 $2.41 38d 1 1.45mi
495 E 3rd St San Bernardino, CA 1.0–2.0 1.0–2.0 760 $1,788 $2.35 31d 3 1.45mi
495 E 3rd St San Bernardino, CA 1.0–2.0 1.0–2.0 760 $1,660 $2.18 2d 6 1.45mi
1291 N Sierra Way Unit 1291 San Bernardino, CA 1.0 1.0 571 $1,250 $2.19 73d 1 1.45mi
1594 Sepulveda Ave Unit B San Bernardino, CA 1.0 1.0 750 $1,650 $2.20 73d 1 1.46mi
1594 Sepulveda Ave Unit C San Bernardino, CA 1.0 1.0 750 $1,750 $2.33 73d 1 1.46mi
1287 N Sierra Way Unit 1287 San Bernardino, CA 1.0 1.0 571 $1,250 $2.19 93d 1 1.46mi
213 E 17th St San Bernardino, CA 1.0 1.0 484 $1,800 $3.72 73d 1 1.48mi
137 W Olive St Unit 3 San Bernardino, CA 1.0 1.0 590 $1,400 $2.37 48d 1 1.49mi

Property features AI

Finance

Other
Community features include street lighting and storm drains
HOA & community
Part of the Bordeaux associationMonthly association feeAssociation amenities include pool106 units in the community

Exterior

Parking
One garage spaceOne parking space
Utilities
Public sewerDistrict/public water
Home design
CondominiumMulti-family buildingAttached unitTwo-story buildingEntry level 2 (front)
Construction
No ADU
Exterior features
Community poolLevel with street

Interior

Bedrooms
One main-level bedroom
Bathrooms
One full bathroom
Heating & cooling
Central coolingCentral furnace heating
Interior features
One-level unitFront entryAll bedrooms on main levelLiving room fireplace
Laundry & utility
No in-unit laundry

HOA detail $334/mo · $4,008/yr condo

Assessments
None detected in remarks — confirm with the listing agent.

Listing history 50 events

  1. 2026-08-08
    days on market $178,000 Active 23 DOM
  2. 2026-08-06
    days on market $178,000 Active 21 DOM
  3. 2026-08-05
    days on market $178,000 Active 20 DOM
  4. 2026-08-04
    days on market $178,000 Active 19 DOM
  5. 2026-08-03
    days on market $178,000 Active 18 DOM
  6. 2026-07-31
    pricedays on market $178,000 Active 15 DOM
  7. 2026-07-30
    days on market $182,000 Active 13 DOM
  8. 2026-07-28
    days on market $182,000 Active 12 DOM
  9. 2026-07-26
    days on market $182,000 Active 10 DOM
  10. 2026-07-24
    days on market $182,000 Active 8 DOM
  11. 2026-07-23
    days on market $182,000 Active 7 DOM
  12. 2026-07-22
    days on market $182,000 Active 6 DOM
  13. 2026-07-21
    days on market $182,000 Active 5 DOM
  14. 2026-07-20
    days on market $182,000 Active 4 DOM
  15. 2026-07-18
    days on market $182,000 Active 2 DOM
  16. 2026-07-18
    remarks 96-char remark
  17. 2026-07-18
    pricedays on marketlisting id $182,000 Active 1 DOM
  18. 2026-07-13
    days on market $176,000 Active 74 DOM
  19. 2026-07-13
    days on market $176,000 Active 73 DOM
  20. 2026-07-11
    days on market $176,000 Active 72 DOM
  21. 2026-07-10
    days on market $176,000 Active 71 DOM
  22. 2026-07-09
    days on market $176,000 Active 70 DOM
  23. 2026-07-07
    days on market $176,000 Active 68 DOM
  24. 2026-07-06
    days on market $176,000 Active 67 DOM
  25. 2026-07-06
    days on market $176,000 Active 66 DOM
  26. 2026-07-05
    days on market $176,000 Active 65 DOM
  27. 2026-07-03
    days on market $176,000 Active 64 DOM
  28. 2026-07-02
    days on market $176,000 Active 63 DOM
  29. 2026-07-01
    days on market $176,000 Active 62 DOM
  30. 2026-06-30
    days on market $176,000 Active 61 DOM
  31. 2026-06-29
    days on market $176,000 Active 60 DOM
  32. 2026-06-28
    days on market $176,000 Active 59 DOM
  33. 2026-06-27
    days on market $176,000 Active 58 DOM
  34. 2026-06-26
    days on market $176,000 Active 57 DOM
  35. 2026-06-24
    days on market $176,000 Active 55 DOM
  36. 2026-06-22
    days on market $176,000 Active 53 DOM
  37. 2026-06-21
    days on market $176,000 Active 52 DOM
  38. 2026-06-18
    days on market $176,000 Active 49 DOM
  39. 2026-06-17
    days on market $176,000 Active 48 DOM
  40. 2026-06-16
    days on market $176,000 Active 47 DOM
  41. 2026-06-15
    days on market $176,000 Active 46 DOM
  42. 2026-06-13
    days on market $176,000 Active 44 DOM
  43. 2026-06-09
    days on market $176,000 Active 40 DOM
  44. 2026-06-08
    days on market $176,000 Active 39 DOM
  45. 2026-06-07
    days on market $176,000 Active 38 DOM
  46. 2026-06-04
    days on market $176,000 Active 35 DOM
  47. 2026-06-03
    days on market $176,000 Active 34 DOM
  48. 2026-06-02
    days on market $176,000 Active 33 DOM
  49. 2026-06-01
    days on market $176,000 Active 32 DOM
  50. 2026-05-31
    days on market $176,000 Active 31 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

  • 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
  • 🔥 Wildfire 2/10 Low
  • 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
  • 💨 Wind 1/10 Low
  • 🫁 Air quality 10/10 Extreme 25 unhealthy d/yr today · 31 by 30 yrs out

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$18,122
− Mortgage interest
−$9,971
− Property taxes
−$2,670
− Insurance
−$890
− Repairs & maintenance
−$1,450
− Management
−$1,450
− HOA
−$4,008
− Depreciation
−$5,178
Taxable loss
−$7,494
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$1,799
After-tax cash flow
$-2,654/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $3,540–$10,620 screening

This one-bedroom condo is in good condition with cosmetic updates needed to enhance its curb appeal and interior aesthetics.

Repairs flagged

  • Minor kitchen appliances — basic appliances
  • Minor bathroom fixtures — basic fixtures

Value-add opportunities

  • Both paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
  • Both update kitchen appliances — Modern appliances can increase both resale and rental value ↑
  • Both update bathroom fixtures — Upgraded fixtures can boost both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

Zoned Schools

Elementary Bing Wong Elementary Middle Curtis Middle High Indian Springs High

Schools (NCES district)

District
San Bernardino City Unified
NCES district ID
0634170
Math proficiency
27% ▲ 1.00%
Reading proficiency
40% ▬ 0.00%
Median HH income
$39,758
Composite
30.8/100
National rank
#11385
State rank
#959 of 1400 in CA
D Composite livability gradescore 59/100

Livability — San Bernardino

Score
59/100
State rank
#661
US rank
#20479

Category grades

Amenities B- Commute A+ Cost of living F Crime F Employment D Housing A Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place
San Bernardino, CA
County
San Bernardino County · 2,300,329 people
City population
255,614
Metro
Riverside-San Bernardino-Ontario, CA
Population (ZIP)
47,869
Household income
$54,181
Rent vs Own
58.3% rent · 41.7% own
Severe rent burden
16% of renters

Population outlook (San Bernardino County) Hauer SSP2

Today (2025)
2,300,329 people
By 2030
2,378,907 · +3.4%
By 2040
2,523,137 · +9.7%
By 2050
2,642,388 · +14.9%
By 2075
2,880,769 · +25.2%
By 2100
2,909,436 · +26.5%

Race, ethnicity, and origin ACS 2023

Neighborhood character
Predominantly Hispanic (80%)
Race & ethnicity
Hispanic / Latino 80% Two or more races 12% Black 8% White 7% Asian 3%
Hispanic origin (detail)
Mexican 70%
Common ancestry
Romanian 0%
Foreign-born
29% · Canada, Vietnam, Jamaica
Languages at home
32% English-only · Spanish 65% Vietnamese 1%

Political lean MEDSL · San Bernardino

2024 margin
Toss-up / Even · D 47.5% · R 49.7% · Other 2.8%
2008→2024 swing
-8.5pp toward R · 2008: 6.3pp · 2024: -2.1pp
All cycles
2024: R+2.1 2020: D+10.7 2016: D+9.8 2012: D+5.4 2008: D+6.3

Not yet ingested

Civics
—

Price history

+366.7% since first listed
23 events — show timeline
  • 2026-07-16 Listed $182,000 CRMLS
  • 2026-07-13 Listing Removed — CRMLS
  • 2026-04-30 Listed $176,000 CRMLS
  • 2026-04-27 Listing Removed — CRMLS
  • 2026-04-02 Price Changed $179,000 CRMLS
  • 2026-02-27 Price Changed $181,000 CRMLS
  • 2026-02-02 Listed $189,000 CRMLS
  • 2022-03-31 Sold (MLS) $176,000 CRMLS
  • 2022-03-02 Contingent — CRMLS
  • 2022-02-14 Listed $159,800 CRMLS
  • 2022-02-14 Price Changed $159,800 CRMLS
  • 2022-02-14 Coming Soon $170,000 CRMLS
  • 2016-05-10 Relisted — CRMLS
  • 2016-05-10 Price Changed $60,500 CRMLS
  • 2016-04-30 Pending — CRMLS
  • 2016-04-24 Sold (MLS) $60,500 CRMLS
  • 2016-04-16 Price Changed $63,000 CRMLS
  • 2016-03-25 Price Changed $67,000 CRMLS
  • 2016-03-01 Listed $68,000 CRMLS
  • 2009-08-21 Sold (MLS) $33,000 CRMLS
  • 2009-08-04 Listing Removed — CRMLS
  • 2009-07-18 Price Changed $37,000 CRMLS
  • 2009-07-04 Listed $39,000 CRMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…